Title verification before any property purchase in Patna is not optional — it is the most important step in the entire transaction, and the complexity of Bihar's land records makes it more important here than in many other cities. Bihar has a distinct land records history involving the Bihar Land Reforms Act 1950, a substantial inventory of ryotwari, bhoodan, and ceiling surplus land, and ongoing digitisation of records through the Bihar Bhumi portal — and each of these creates specific title risks that a Patna buyer must check.

Begin with the chain of title documents going back at least thirty years — every sale deed, inheritance document, partition deed, gift deed, and mortgage release deed in the chain. Each must be examined to confirm the transfer was by someone with the legal authority to transfer and that the property descriptions are internally consistent. The Bihar Bhumi portal (biharbhumi.bihar.gov.in) gives online access to khata and khesra details for most Patna properties and should be checked to verify the seller's name appears in the current land record. The Sub-Registrar's office — with its Patna offices at key locations including the main District Registrar's office — provides encumbrance certificates showing every registered transaction on the property for any specified period; obtain one for at least the last thirty years.

For flat purchases in Patna's growing apartment market — along Bailey Road, Boring Road, Patliputra Colony, NH-30/Danapur corridor, and Anisabad — verify the builder's Bihar RERA registration on rera.bihar.gov.in, confirm the project has valid building plan approval from the Patna Regional Development Authority (PRDA) or the Patna Municipal Corporation, and check for an Occupancy Certificate. Bihar Bhumi's digitisation is still in progress in some peripheral areas, and where digital records are incomplete, a manual check at the Tehsil or Circle Office is essential. The property lawyers and retired judges at the Patna panel of Aapka Legal Advice can conduct a comprehensive due diligence search and issue a written title opinion before you commit any funds — a step I consider non-negotiable in Patna's property market given the frequency of title disputes.

The golden rule: register the sale deed promptly. An agreement to sell does not transfer title. Only a registered sale deed gives you legal ownership, and stamp duty and registration must be paid at the correct Bihar rates.